88SN0083. ~,-o '~
f4egss~-~6T-X988-6g6
September 28, 1988 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
88SN0083
Mervin and Jean Price
Bermuda Magisterial District
West line of Jefferson Davis Highway
and east line of Perrymont Road
REQUEST: Rezoning from Community Business (B-2) to General Business (B-3).
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITION ON PAGE 1 AND ACCEPTANCE OF THE
PROFFERED CONDITIONS ON PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land uses conform to the Central Area Land
Use and Transportation Plan.
B. The proposed zoning and land use are compatible with, and represen-
tative of, development trends along this portion of the Route 1/301
Corridor.
C. The conditions recommended herein will minimize the impact of the
commercial zoning and land use on the existing residential develop-
ment along Perrymont Road, west of the site.
D. The applicants have proffered additional design standards to ensure
quality development and land use compatibility.
(NOTE: THE CONDITIONS NOTED WITH "STAFF/CPC" WERE AGREED UPON BY BOTH STAFF
AND THE COMMISSION. CONDITIONS WITH ONLY A "STAFF" ARE RECOMMENDED SOLELY BY
STAFF. CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS RECOMMENDED BY
THE PLANNING COMMISSION.)
CONDITION
(STAFF/CPC) A fif teen (15) foot buffer shall be maintained along Perrymont
Road. Also, all outdoor storage areas shall be buffered so as
to screen their view from adjacent properties and public rights
of way. Other than landscaping and/or fencing, there shall be
no facilities permitted in the fifteen (15) foot buffer along
Perrymont Road. In conjunction with final site plan review, a
plan depicting these requirements shall be submitted to the
Planning Department for approval. (P)
PROFFERED CONDITIONS
(STAFF/CPC) 1. No portion of a building constructed of unadorned cinder
block or corrugated and/or sheet metal shall be visible
from any adjoining residential property or any public
right of way. Mechanical equipment, whether ground-level
or rooftop, shall be shielded and screened from public
view and designed to be perceived as an integral part of
the building.
(STAFF/CPC) 2. There shall be no billboards permitted on this site.
(STAFF/CPC) 3. All exterior lights shall be arranged and installed so
that the direct or reflected illumination does not exceed
0.5 foot candles above background measured at the lot line
of any adjoining residential or agricultural parcel.
Lighting standards shall be of a directional type capable
of shielding the light source from direct view from any
adjoining residential or agricultural parcel and public
right of way.
(STAFF/CPC) 4. Signs shall comply with the requirements of the Special
Sign Districts.
(STAFF/CPC) 5. Landscaping shall be provided within the required setback
along Jefferson Davis Highway, except where driveways or
other openings may be necessary. Landscaping shall con-
sist of deciduous and/or evergreen trees, shrubs and
ground cover. In conjunction with final site plan review,
a detailed landscaping plan depicting this requirement
shall be submitted to the Planning Department for
approval.
(STAFF/CPC) 6. Driveways and parking areas shall be paved with concrete,
bituminous concrete, or other similar material. Surface
treated parking areas and drives shall be prohibited.
Concrete curb and gutter shall be installed around the
perimeter of all driveways and parking areas.
GENERAL INFORMATION
Location: Fronting approximately 148 feet on the west
line of Jefferson Davis Highway, also
fronting approximately 134 feet on the east
line of Perrymont Road and located approxi-
mately 710 feet north of Willis Road. Tax
Map 81-8 (1) Parcel 18 (Sheet 23).
Existing Zoning: B_2
,~ 2 F .0083/BSSEP8/SEPT28P
~r' '~
Size: 0.9 acre
Existing Land Use: Commercial
Adjacent Zoning & Land Use: North - B-3; Commercial
South - B-3; Commercial
East - B-3; Commercial
West - B-2; Single family residential
Utilities: 8 inch water line located along Perrymont
Road approximately 100 feet west of site.
4 inch water line located along Jefferson
Davis Highway approximately 120 f eet east
of site. Use of public water required by
Ordinance and intended.
Lies in Kingsland Creek sewage drainage
area. 8 inch sewer line located at
Perrymont Road and Normandale Avenue ap-
proximately 400 feet north of site. 8 inch
sewer line located at Perrymont Road and
Ingleside Avenue approximately 500 feet
south of site. Off-site sewer easements
may be required to extend public sewer.
Public sewer should be used.
Use of private septic and drainfield system
intended. Use of private system must be
approved by the County Health Department.
Environmental Engineering: Site drains north to Kingsland Creek via
Perrymont Road. No on- or off-site drain-
age and/or erosion control problems exist.
However, proposed use may cause drainage
flow to exceed capacity of roadside ditch
that drains to north, therefore, off-site
easements may be required.
Fire Service: Bensley Fire Station, Company ~~3. At
present, fire service capability adequate.
Dependent upon present locations, a fire
hydrant may be required.
General Plan
(Central Area Land
Use and Transporta-
tion Plan):
General commercial
Transportation: This request will not limit the development
of the property to any specific use or
density. Therefore, it is difficult to
anticipate traffic generation. Based on
the applicants' proposed use of this parcel
3 88SN0083/BSSEP8/SEPT28P
(grocery store) approximately 1,506 average
daily trips could be generated. Other
uses, such as a convenience store or drive
through restaurant, could generate in
excess of 2,600 average daily trips. These
vehicles will be distributed along
Jefferson Davis Highway (Route 1/301) which
had a 1987 traffic count of 26,250 vehicles
per day.
The Central Area Land Use and Transporta-
tion Plan identifies Route 1/301 as a major
arterial with a recommended right of way
width of 120 - 200 feet. Sixty (60) feet
of right of way, measured from centerline
of Route 1/301, should be dedicated in
accordance with that Plan.
Additional pavement, curb, and gutter
should be provided along Route 1/301 to
facilitate turning movements. Access
should be controlled along identified major
arterials. In order to control access, it
may be necessary to share access with
adjacent parcels to the north and/or south.
At the time of site plan review, staff will
make specific recommendations regarding
access location and road improvements.
DISCUSSION
Rezoning from Community Business (B-2) to General Business (B-3) is
requested. The site is currently occupied by a grocery store, which the
applicants intend to continue operating initially.
The area surrounding the request parcel is characterized by a mixture of
residential and commercial uses. Property to the north, south, and east
is currently zoned General Business (B-3) and occupied by various commer-
cial uses. Property to the west is zoned Community Business (B-2) and
occupied by single family residences.
The requested zoning and land uses conform with the Central Area Land Use
and Transportation Plan and are representative of development trends
along Jefferson Davis Highway. However, particular consideration should
be given to the impact of intense commercial use on the adjacent residen-
tial development to the west. The recommended buffers will minimize the
impact on the adjacent residents and provide screening of outside storage
areas from view of Perrymont Road, Jefferson Davis Highway, and adjacent
properties to the north and south (Condition). Further, the buffer
recommended along the western boundary of the site will prevent vehicular
access and turning movements on Perrymont Road.
`~ ~ 4 F 0083/BSSEP8/SEPT28P
~- ~+
The applicants have proffered additional design standards to ensure
quality development and land use compatibility. These proffers are
similar to Corridor Overlay District standards.
CASE HISTORY
Planning Commission Meeting (8/16/88):
There was no opposition present. The applicants accepted staff's
recommendation.
On motion of Mr. Perkins, seconded by Mr. Kelly, the Commission resolved
to recommend approval of this request, subject to the condition on page 1
and the proffered conditions on page 2.
AYES: Unanimous.
The Board of Supervisors on Wednesday, September 28, 1988, beginning at 2:00
p.m., will take under consideration this request.
5 88SN0083/BSSEP8/SEPT28P
~ ~~1T
i r, ~ ~ o pp55
} r
00 ~
~~
r 6~'
. Z s
M
~ -
a _
C ~ f T X11
^ t, 4= ,' 't1
" ; 6- _ ~ AREA ~~Z
Y
AND R A O ~ ~ll•1/1 Z r A f
.~
~ • D B
'451 ~ ~ ' N3 L
._
~~ 2 ~ ~ ~:
~?
c~ t ~:
~ ~ _ . e• H
D U1
•
r
v r
s ~ r S
r ^
" s ~ ~'fJ,•~ ~ llll~ ~ (Q1 ~
C ~ r ~ 1111.11
v ~ • p
A r
C . `ice r 111111/ll// NORCII `
~• v _ ~ ~ HEIGHTS ~ ~ ° °~ ° t
y - • O
/ Q
Q• SEA n • i •~ .
/C~ ~ O e ;~
? Nod 4 '' C :~ ~ ~ •~. '
~. v 6 ~ • ~ t`. eq •, 1 l
y 4 ~~ CRESENT_ •. •B" '. -
~~ ~ ° `
09 ~~ PARK ~ a~" ~ ~ ~ v
-3' ~
Sp i 1~//ll 11
~~ • • V
G v ~ ~ ~~
~ M
i
/ 1. ~.. V
~ ~.
., ~1
~ • ,'1
V ~ .
\`\\/
~ ~.
1 v ••
~ '1
y •'
~ ,B 2 '•_
~~ ~ 88S N0083
:-~' :/tl •R E Z ~ B-2 TO B-3
1 ,e.
ll// ROAD i4 SH. 23
~~1~ NING DA RT. 613
l '~ ~~
~, ~ I ~ ~c
~ . c ,. t R_- ..
_--,~,.
~ ~ ~~ _ ~ S
• 1 ~~ ~~ •
i .~ ~ ' ~ ? `~~gg
T ~
/_
~ ~ vim-
~ ~
O~ ~
~ ~~V~O ~
`j = 9 ~
~ s
.. M Z
~~
a ~,,
. --~--~mr~ lit w
I o ~,~ '` ,
~ ~ ~~ AREA Q~Z
R04D tilllll ~ Z , . \
• ~ •A ~ w
~• :- s B 2
~ ~ ~,
AA~~ . 2
~ ~~ C- ~ H
~ ~ ~ ~ • ea i
• , ~ ~~
~ [] ~ ~ • " ~
~ • M ~ ~
w
v s
. 3
^
~ i ?'~ Illlllllll- NORCti i~ •
i ~
Y ~ : KINGSLAND,~ g ~ ;,
~ ~ HEIGHTS ~ ~- ` • ~~
~•
5 pE ~ / : \ o
r„ ~ y t~ A i •
R v ~ ~ • e
Z 4h'~q~-~ ~ O ~ % y `B~3 ~
4 '+,v CR SENT B"
~~r~
•
\ 9
g ~ • S~*' •
D•
c F~ N ~ ~ ~ ~ .: V W1L1'1S RfI11j1,~~~Il~r
~ ~ ~ v
h 4~ M ~ . N
= ~ e ~ ••
P ~ • 1 ~,
i ` j ~ \ ,
~ ~ '~'~
-~
\ • V M
I • V
i~ / ~ ~
/ /
/ • I ~
i ~ \ ~ ~
V ~ \ ~
~ •~
~ ~ ~ ~..
•.
.•
.~ ~ ,BZ-
LEGEND
.-
~`; ~ ~ ~ -~-~- WATER LINES
~ I't ~---• SEWER LINES
i ~ ~
.A
.-,-
Illl ROAD 1
RT. 613 ~
•i - ~
• ~c
j V _
• QC _
I ~ M i ....:~_ ---